Hillsdale
Investment Score
78
/100
AI Intelligence Summary
Hillsdale is a well-positioned residential suburb in Sydney's eastern suburbs, located 12km from the CBD in the Bayside Local Government Area. This family-friendly suburb offers an attractive combination of proximity to Botany Bay beaches, strong community amenities, and excellent connectivity to both the city and Sydney Airport. The area is characterized by predominantly detached housing with some medium-density developments, appealing to young families and professionals seeking a coastal lifestyle with urban convenience. Property values have shown consistent growth over the past five years, driven by limited housing stock and strong demand from first home buyers and investors. The suburb benefits from quality local schools, established shopping precincts along Bunnerong Road, and multiple parks and recreational facilities. Transport connectivity is strong with regular bus services to major hubs and easy access to arterial roads. The community is culturally diverse with higher than average education levels and household incomes. Future infrastructure improvements including cycling paths and potential transport upgrades position Hillsdale for continued growth and desirability in Sydney's competitive eastern suburbs market.
Strengths
- •Close proximity to Botany Bay beaches and recreational areas
- •Strong connectivity to Sydney CBD and airport
- •Well-established local amenities and shopping precincts
- •Quality educational facilities including Hillsdale Public School
Opportunities
- •Planned cycling infrastructure improvements
- •Potential for medium-density residential development
- •Growing demand from young professionals and families
- •Future transport link considerations
Considerations
- •Limited apartment stock restricting housing diversity
- •Potential traffic congestion on major arterial roads
- •Higher property prices may limit first home buyer access
- •Limited nightlife and entertainment options
A decision, not just a search · Hillsdale
Does a promising suburb make this the right property decision?
No. Suburb data can help you shortlist, but it cannot establish the value, condition or suitability of a particular property. Compare buying, retaining your current property and waiting against your household cash flow, finance conditions and intended holding period.
Questions that could change the answer
- What would make this location unsuitable even if its median price rises?
- Could you meet the costs if income falls, the property is vacant or repairs are needed?
- Are you comparing a specific property with genuinely comparable sales—or only an area average?
Evidence to obtain—not yet verified here
- Comparable property evidence with transaction dates and relevant differences.
- Current loan terms, household commitments and a realistic cash-flow buffer.
- Property inspections, contract advice and ownership/tax advice where relevant.
Other options: Shortlist another property, retain what you own, reduce the budget or delay. Growth expectations alone are not a reason to proceed.
Next action: Ask a Property Advisor to connect the property evidence with your priorities, and identify the finance, tax or legal professional required for unresolved questions.
When to revisit: Revisit if the price, lending terms, inspection findings or household circumstances change.
General decision guidance—not a property assessment, personal recommendation or verified client result. Dates on surrounding market content apply to that content, not to checks on your property.
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Property Market
$1.45M
+7.2% 1yr
$850K
+6.8% 1yr
$1.15M
$900/wk
$670/wk
28
1.8%
76.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +7.2% | +22.8% | +45.6% |
| Unit | +6.8% | +20.4% | +42.3% |
Rental Yields
House Yield
3.2%
Unit Yield
4.1%
Townhouse Yield
3.6%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Hillsdale at median house price
Stamp Duty Estimate
+8% surcharge
Negative Gearing Position
Wage offset available until 1 July 2027
An established purchase today falls under the 2026 reforms. From 1 July 2027, losses on established residential property can only offset residential rental income or residential capital gains — not your salary.
$900/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$761/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $13,620
CPA Note: Land tax applies to your total NSW land holdings, not individual properties. Portfolio holders should aggregate all investment land values.
CGT Projection
Based on 9.1% p.a. growth (from 5-year trend), CPI indexation + 30% minimum rate, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$62,140
After-tax yield
1.95%
Weekly holding cost
$761/wk
10yr CGT (est.)
$595,026
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or investment advice. Results depend on assumptions that may not reflect your actual situation. Tax laws, interest rates, and market conditions change frequently. Always consult a qualified professional — such as a CPA, mortgage broker, or financial adviser — before making financial decisions. Local Knowledge Group of Companies provides integrated advisory through Local Knowledge (CPA), Local Knowledge Finance (Mortgage Brokerage), and Local Knowledge Property (Licensed Agency).
Demographics
3,200
38
$95K
per annum
68.0%
48.0%
45.0%
4.2%
38.0%
Dwelling Mix
Lifestyle & Community
15
8
2
12.0 km
Nearest Station: Green Square Station
Coastal suburban lifestyle with beach access, local cafes, parks, and community activities
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Data sourced from multiple sources. Last updated 11 April 2026.